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Home My WebLink AboutItem 8.3 Vargas Property General Plan Amendment CITY CLERK File # D[!fIZJ~-I3J~ AGENDA STATEMENT CITY COUNCIL MEETING DATE: June 6, 2006 SUBJECT; PA 06~030 Vargas- Request to initiate an Eastem Dubhn Specific Plan Amendment and General Plan Amendment Study to modiCy the existing land use designatlOns at 7020 Tassajara Road, commonly reCerred to as the Vargas property (APN 'l86-0004-002-01). Report Prepared by Erica Fraser, Senior PlannerU (J. ATTACHMENTS; I Resolution authorizing ,mtiation ofa Spccific Plan Amendment and Gcncral Plan Amendment Study; 2. Resolution denymg mitiation of a Specific Plan Amendment and General Plan Amendment, 3 Letter from the Appheant requesting to study modifications to the existing land usc designations; 4. Eastern Dublin Specific Plan Land Use Map; and ~. Location Map. RECOMMENDATION; '\ Adopt a Rcsolution either approving or denymg the Specific Plan '1/ Amendment and General Plan Amendmcnt Study request. FINANCIAL STATEMENT; None at this time. DESCRIPTION; Background On August 19, Z003, the City Council adopted a Resolution approvmg the initiation of an annexation study for 6960 and 7020 Tassajara Road (Tipper and Vargas Properties, respectIvely). At that tJme, KB Homes was in contract to purchase the Vargas property Staff worked wIth KB Homes on their proposal until Oetoher of 2003 when KB Homes offiCially withdrew their application. The Vargas propcrty is currently included in the Moller Ranch annexatJon request which includes the Moller Ranch property, the Tipper property and the Vargas property StafC requestcd that Moller Ranch Illclude the Tipper and Vargas propertles III the Moller Ranch annexation requcst because ifthe propertIes wcre not includcd, the annexation would have created a county "island" in the City whIch IS not permittcd COpy TO: ApplicanVProperty Owner File In House DistributIOn ITEM NO. P>.3 Page I 00 C1:\P A#\2oo6\o6-n:Hl "arga!;\( :ity (:ouncil SK {IPA-SP <\.dnc pursuant to LAFCO gLudehnes. As currently proposed, the Vargas and Tipper propcrties would be amlexed with the current General Plan land use DeslgnatJons. Reeently, the City CouncIl approved a request to study an alternatIve site plan for the Moller Ranch property Staff IS currently working with thc developer on the Moller Raneh projeet and is also working on the EnvlromnenlaI Impact Report (EIR). SlafC antieipates that the annexation rcquest for all three properties will be hrought heCore thc City Council latcr this year. On May 15, 2006, Mr. Fred Musser, of Sun Vallcy Land Development Company, suhmitted an applieation requesting that the City Council consider changing the eXlsting land usc designations for the Vargas property to reduce the denslty of the property (see attachment 3). In order to study the reqLLest and work wIth the applieant on his proposal, thc City Council must authonze the mitiation of the Gcneral Plan and Speeifie Plan Amendment. ANALYSIS: As mentioned earlier, the Vargas property IS a part of the Moller Raneh annexation request. The Vargas property IS wlthm the Eastern Dublm Specific Plan Area and the City's Sphere ofInfluenee; however, the property is outside of the City Limits. Vargas currently has two land usc designations on the property' MedIUm-Density Residential (approximatcly 14 acres) which permits a density of 6.1 -. 140 dwelling units per acre, and Medium/High-Density Residential (approxImately 3.6 acres) which permits a denSity of 14 I - 25 0 dwelling units per acre. Based on the existing land use designations, a minimum of 59 units would he reqUIred to he eonstmeted and a maximum of 110 units could be constmeted. Although the site IS approXimately 5 gross aeres, the devcloper believes that only 2.5 acres are developahle on the sIte due to the street right-of-way and the Tassajara Creek (a portIOn of which is loeatcd on this property). Additionally, the site has sloping topography and development on the site should be designed with respect to the eXlstmg contours. Due to the eXIsting sIte constraints, the developer estimates that only 30-50 dwelling units can be devclopcd on the site. This number is less than the minimum 59 umts whieh are required today based on the land use designations of Medium and MedlUm/High Density Residential. In order to allow the proposed unit range of 30-50 units, the General Plan Land Use designation would need to be amended to Mcdium Density for the entire project site (which would change the Medium/High Dcnsity Residential designahon only). The change would permit a range ono 70 dwelling units. CONCLUSION: If thc City Council aLlthorizcs an Eastern Dublin Specific Plan Amendment and General Plan Amendment Study for 7020 Tassajara Road, StaffwiJl . Examine the proposed alternative land use and densities to determine if they are appropriate based on City policies and standards; . Work With the Applicant (1l1 the Environmental Review of the proposal; and . Study the alternative land use plan, cuculatlOn routes, and the interrclationship and compatibility of the proposed comhmatlOn ()f uses. The City Council IS considellng the ,mhahon of a Specifk Plan Amendment and General Plan Amendment only at th,s hme. The projed will come be/ore the City Council at a later date for a Stagc I Page 2 of3 and Stagc II Planned Development Rezone, Annexation, Specific Plan Amendment, Gencral Plan Amendment and other entitlements, as needed. The City Council needs to deternline whether a SpecIfic Plan Amendment and General Plan Amendment Study should he aLLthon:r.ed for the Applicant's request to reduce density on the site. Both approval and dcnial resolutions have heen included lor City Council consideration (Attachments 1 and 2). RECOMMENDATION: StafCreeommends that the City Council adopt a Resolution either approving or denymg the SpecIfic Plan Amendment and General Plan Anlendment Study request. Page 3 of3 lor? RESOLUTION NO. - 06 A RESOLUTION OF TilE CITY COUNCIL OF THE CITY OF DUBLIN ********* APPROVING THR INITIATION OF AN EASTERN DUBLIN SPRCIFIC PLAN AND GENERAL PLAN AMENDMENT STUDY TO MODIFY THE EXISTING LAND USR DESIGNATIONS TO REDUCE THE DWELLING UNIT DENSITY FOR A PROPERTY LOCATED AT 7020 TASSAJARA ROAD (APN 986-0004-002-01) P A 06-030 WHRRRAS, Fred Musser, on behalf of Sun Valley Land Development Company, has submitted a request to change the land use designation ofthc Vargas property located at 7020 Tassajara Road and imhate an Eastern Duhhn Speelfk Plan Amendmcnt and General Plan Amendment Study; and WHEREAS, on August 19,2003, the City Council adopted a Resolution approving the Imtlation of an Eastcrn Dublin Specific Plan anlendment study and authorizing the commencement of atmexation proceedings for a residential development at this property; and WHEREAS, the project arca is in the City of Dublin's Sphere of Influence area and the Eastern Dubhn Speclfic Plan area, but outside of the City Limits; and WHEREAS, the Dublin General Plan and Eastern Dublin Specific Plan states that the land use designation for this property IS Medium-DensIty Residential and High-Density Residenhal, and WHRREAS, the Applicatlt has requestcd approval to proceed wIth a study to construct 30-50 umts on the property whIch would require that the cxisting density on the sIte be redueed; and WHEREAS, additional entitlements including Stage I and Stage II Planned Development re- wning, Site Development Review, and other associated pennits would need to be proccssed before development could occur; and WHRRRAS, the mll1al1on request has beCl1 reviewed in accordance with the proviSIOns of the CalifornIa EnVIronmental Quahty Act (CEQA) and was found to be CategoTleally Exempt under Sechon 15306, Class 6 ofthe State CEQA Guidelines; and WHEREAS, a staff report was submitted outlining the Issues surrounding the request; and WHEREAS, the City Council did hear atld consider all such reports, reeommcndations, and testimony heremahove set Corth, and supports the initiation of a SpeCIfic Plan Amendment and General Plan Amendment for the subject property NOW, THEREFORE, BE IT RESOLVED that the Cily Council of the City of Dublin does hcreby approve thc Specific Plan Amcndment Study and General Plan Amendment Study request. BE IT FURTHER RESOLVED that tlle Applicant shall pay for all processing costs mvolved with the Specific Platl Amendment Study atld General Plan Amendment Study PASSED, APPROVED AND ADOPTED BY the City Council of lhe City of Dublin on thiS 6th day orJune 2006, hy the following vol<;: cJ.3 bIb/Db - 1 - Attachment 1 AVES; NOES: ABSENT: ABSTAIN: ATTEST City Clerk 0:\1' A#\2006\()(}-03U Vsrgafi\City Council initiate <TPA.doc -2- Mayor j 0('/ 3(}(7 RESOLUTION NO. - 06 A RESOLlITION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ********* DENYING THE INITIATION OF AN EASTERN DUBLIN SPECIFIC PLAN AND GENERAL PLAN AMENDMENT STUDY TO MODIFY THE EXISTING LAND USE DESIGNATIONS TO REDUCE THE DWELLING UNIT DENSITY FOR A PROPERTY AT 7020 T ASSAJARA ROAD (APN 986-0004-002-01) P A 06-030 WHEREAS, Fred Musser, on behalf of Sun Valley Land Development Company, has submitted a request to ehange the land use designation of the Vargas property located at 7020 Tassajara Road and initiate an Eastern Dublin Specific Plan Amendment and General Plan Amendment Study; and WHEREAS, on August 19, 2003, the City Council adopted a Resolution approving the initiation of an Eastern Dublin Specific Plan anlendment study and authorizing the commencement of annexation proceedings for a residential development at this property; and WHEREAS, the project area is in the City of Dublin's Sphere of Influence area and the Eastem Dublin Specific Plan area, but outside of the City Limits; and WHEREAS, the Dublin General Plan and Eastern Dublin Specific Plan states that the land use designation for this property is Medium-Density Residential and High-Density Residential; and WHEREAS, the Applicant has requested approval to proeecd with a study to construct 30-50 units on the property which would require that the existing density on the sitc be reduced; and WHEREAS, additional entitlemcnts including Stage I and Stage II Planned Devclopment re- zoning, Site Development Review, and other associated permits would need to he proeessed before development could occur; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, a staff report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth, and does not support the initiation of a Specific Plan Amendment and General Plan Amendment for the subject property NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Dublin does herehy deny the Specific Plan Amendment and General Plan Amendment Study request. PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin on this 6th day of June 2006, by the following vote: - I - Attachment 2 AVES: NOES: ABSENT: ABSTAIN: ATTEST City Clerk G:\PA#\2006\Oti-030 \largas\City Council initiate GPA,doc -1 - Mayor 4o{7 ) 50(7 Sun VaHey Land Development Co. May 15, 2006 Erica Frasier City of Dublin 100 Civic Plaza Dublin, CA 94568 RE: Vargas Property (APN 986-0004-002-001), Dublin, CA. Dear Erica: It was a pleasure meeting with you last week to discuss the potential development of the Vargas Property in Dublin. Please find attached a check in the amount of $5,000 as a deposit and the completed application form to initiate the process of changing the General Plan and Specific Plan land use designations for the property, As we discussed the current Land use designations for the property Medium Density and Med- High Density consider the site in its entirety and on a gross acreage basis. The site is approximately 5,0+ gross acres but only approximately 2.5+ net acres due to acreage taken for the Tassajara Road street right-of-way and for that portion of the site that falls in Tassajara Creek, We reasonable feel that we can develop approximately 30 to 50 units on the sites remaining 2,5 net acres with product densities from 6 to 10 units per gross acre, We presently anticipate using a high density single family detached product that normally produces between 20 to 30 units per net acre. We respectfully request that the General Plan and Specific Plan land use designations be changed to Medium Density in order to permit development of the property at reasonably achievable densities. We look forward to working with you on this project. CC: Joe Vargas Gary Hansen Attachment 3 Revisions: PA 04-040 FaJkro1 VllllIlJ&dMIgnation "::r-~& CroKFElllcln~:tollSpecfi::Pliln. l.Dgliln Pf'VP'Il. Cwlter Mldl!ld toSpedtle PlElr, =:=:QfOolbit1 alvo:l. lilt FlIlbn Rd. ~ n LJ I I I I , , , " " , .""" %. 60(7 o-;~'4 ,,~~'" ('4j.l_roj~-r-' Figure 4.1 Land Use Map - c:::::J Com, Po"" OF" r::::I "" d Do"'" C--; Cty ot Dubli1, Spherw- of lrftJenoe ~_~J Sp&Clflc Plan LU - RLraI Residel"tial/AljlrlcLIhJrl!l (0.01 dJlaCI _ SnGlIsFlimi~('Dg-6.Gd~lIIc:l _ MediIJI'!1Decll;ityM.1 14.0dUJ'ac) _ Med.HiDenstyr~4.1 2S.0dulEIC) _ HighDen&ity[250+dlJJ'&t:)- CCllllrnlrcld'1nclullrilJ _ Genl!llill Comll'18l'Cii* _ G;el,eI1llICom~u.OftiCl!l _W _ NtilllhbolhOOd ColT'lTlflrdll _CampusCfllce _ IRdIJltriIlll' Park P\JblcJ'SIml-PtJb:tlc: 11III Sl!Imi.P\JbIic FacIlity _F\Jbli:iSernl.P\J~1c 50""" Part;s and OpIn SplIIc.t ~l1bcfhco::1S:llJl~ ~ tMiOtIbOIhOOd Park ~.,.~ .":Mo1 COmmunity Park. C,,""" _ OpeoSl=o _RegionllIPark I bBPI"TT'Ittedb'j1ll G&nel':lll CCIII1mero1i11 ~in, p,",", . Pllw1edo.vek:lpmerrt. ') fsee tu:t fur C(lmple Ois::uSlllQn - ut:kslteon1f1eCI'Dlk, TM:occiorIofthll~ofFl!IIIDI1-ViIl~iIlwillbe =~n":ad =:med PO-2illpfJrovlllL ~ December 2005 NOTE. The InterNlI'~ of 1ooi11!itfM1l,~inthisfigur8 lailulJlrd,rclonly. o 500 1 ,000 2.000 3,000 , fest 00.0B:l.1 0,2 0.3 0.4 O.SM' A'"ffiiCIiID.ent 4' -- Location Map 70 { 7 N SCALE 1 13,817 - 1,000 - - o I 1,000 FEET I 2.000 3,000 ,,~ http.//mapguide/mwf/Dublin.mwf Attachment 5 Wednesday, May 24, 20062;37 PM